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FILE # LA20-30 <br />August 17, 2020 <br />Page 2 of 6 <br /> <br />stormwater management improvements. The house sites are not expected to be graded until the <br />building permits for those lots are issued. Consequently, the building height for those lots will be <br />based on the existing grade, not a new engineered grade. <br /> <br />The property is bounded on the northwest and west sides by Long Lake Creek. The Luce line <br />forms the southern boundary, and Orono Orchard road forms a portion of the NE boundary, with <br />the rest of the NE boundary private single family residential. The property includes substantial <br />wetlands, with the buildable portion of the property generally located along high ground in the <br />middle of the site, flanking the existing driveway. <br /> <br />Current improvements include the driveway mentioned above that serves an existing single <br />family residence on proposed lot 3. There is an easement running generally parallel to the creek <br />on the west and northwest boundaries, but does cut through a portion of the buildable portion of <br />Lot 5. This easement will remain as is. <br /> <br />Proposal – Comprehensive Plan Amendment <br /> <br />The applicant proposes expanding the MUSA to incorporate the subject parcel. Without the <br />Comprehensive Plan Amendment, the MUSA cannot be expanded, and the parcels are not <br />eligible to be served by sanitary sewer. <br /> <br />The Comprehensive plan provides a framework for considering, and ultimately, requesting <br />expansion of the MUSA from the Metropolitan Council. These priorities are listed here: <br /> <br /> <br />The subject parcel meets priority 2, as it abuts the tributary, Long Lake Creek. The <br />Comprehensive Plan further requires an expansion to meet one of the following conditions. <br />Condition #3 applies to this project: <br /> <br />Conditions <br />Expansion of the MUSA on the established prioritized basis noted above will occur only <br />when one of the following conditions is found: <br />1. When an area of existing homes has failing or non-conforming septic systems and <br />replacement drain field sites are not available for a significant share of the existing <br />homes. <br />2. When an individual home has a failing or non-conforming septic system, does not <br />have an alternate drain field site, is adjacent to existing sewer lines, and is not part